Eaton Park Floor Plans: All 11 Apartment Layouts in Cove and Lagoon
Eaton Park sells eleven apartment types across the two towers currently on the market — Cove (A3) and Lagoon (A4) — from a 50.7 m² one-bedroom to a 219.9 m² penthouse with its own pool. This page sets out every layout, the floor plates they sit on, and the gross-versus-net figures you need before comparing prices.
Most buyers arrive with a specific question: which two-bedroom faces the river, which units are corners, and how much floor area disappears between the contract figure and what you can actually furnish. All three are answered below.
Contents
Two area figures — do not mix them up
Every Eaton Park spec sheet carries two areas, and they are not interchangeable:
- Gross (centre-line) area — the figure used to price the unit and written into the sale and purchase contract.
- Net (usable) area — the space you actually walk on and furnish.
The gap runs 8–10% depending on type. B1.1a is 74.9 m² gross but 69.3 m² net. When you benchmark Eaton Park against another project, compare the same measure on both sides or the comparison is wrong before it starts.
The third number worth understanding is the unit code — A3.03.08, for example: A3 is the tower, 03 is the developer’s floor designation, 08 is the unit number on that floor. The developer’s floor numbering runs one step out from the physical floor, so ask the sales team directly which physical floor a unit sits on rather than inferring it from the code.
Floor plates: ten units per typical floor
Cove (A3) and Lagoon (A4) both use a ten-unit typical floor on a central corridor with two lift cores. Plates are grouped by floor band because a few positions change variant as the tower rises (C1a at low level becomes C1b higher up):
- Cove (A3): level 3 (where the D2 dual-key sits) — levels 4–9 — levels 10–19 — levels 21–38 — level 39 penthouse.
- Lagoon (A4): levels 4–9 — levels 10–19 — levels 21–38 — level 39 penthouse.
- Level 20 in both towers is the refuge floor — no apartments.
What matters when choosing: the two ends of each floor are corner units (B2.1a, B5b, C1a) with two open aspects and a window in the master bedroom. Mid-floor units have a single aspect but price lower, and take less afternoon sun on the south-east side.
Cove (A3): floor plates for level 3, levels 4–9, 10–19 and 21–38.
Lagoon (A4): floor plates for levels 4–9, 10–19 and 21–38.
Level 39 — the penthouse floor in both towers.
Every unit type at a glance
Each type also has b and c variants a few hundred square centimetres apart depending on position. Figures above follow the ‘a’ variant in Gamuda Land’s official documentation.
One bedroom: 50.7 – 55.5 m²
Three one-bedroom types, under 5 m² apart — the real difference is aspect and outlook, which is what drives both price and rental appeal.
A1.1a — 1BR, 50.7 m² gross / 46.1 m² net, south-east, pool and river outlook.
A3.1a — 1BR, 55.5 m² gross / 49.4 m² net, north-west, city outlook.
A3.3a — 1BR, 54.9 m² gross / 48.5 m² net, north-west, city outlook.
How to choose: A1.1a is the only one-bedroom facing south-east over the pool and river — cooler in the afternoon, the easiest of the three to let. A3.1a and A3.3a are about 4 m² larger facing the city: harsher afternoon sun, better night view, and usually the investor pick because the price per square metre is softer.
Two bedroom: the most-asked group
Four types between 74.8 and 80.0 m² gross. All have two bathrooms, a kitchen separated from the living room and a dedicated drying balcony — details many projects at this price point have dropped.
B1.1a — 2BR, 74.9 m² gross / 69.3 m² net, south-east, river outlook.
B2.1a — 2BR corner, 74.8 m² gross / 68.2 m² net, pool, river and city.
B1.3a — 2BR, 75.0 m² gross / 69.4 m² net, north-west, city outlook.
B5b — 2BR corner, 80.0 m² gross / 73.7 m² net, north-west, city outlook.
The real difference between B1.1a and B2.1a is not size — they are 0.1 m² apart — but position. B2.1a is a corner, so the master bedroom gains a window; in exchange net area is 1.1 m² lower because there is more external wall. Prioritise light and cross-ventilation and you take B2.1a; prioritise usable metres per dong and B1.1a edges it.
B5b is the largest two-bedroom at 80.0 m² and also a corner, facing north-west. Its living room has a distinctive angled corner — attractive in plan, awkward for a large sofa. Look at the layout properly before committing.
Three bedroom and the dual-key unit
C1a — 3BR corner, 103.7 m² gross / 95.0 m² net, south-east, river outlook.
D2 — dual key, 115.6 m² gross / 104.7 m² net, three bedrooms plus a flex room.
C1a is the standard three-bedroom: corner position, south-east over the river, kitchen and dining running into the living room, en-suite master. The family choice.
D2 is the dual-key — effectively two entrances into one lot: a two-bedroom residence plus a self-contained studio with its own kitchen and bathroom. It is the only type at Eaton Park that lets you live in half and let the other half without meeting your tenant in the hallway. Supply is very limited; in Cove it appears only on level 3.
Penthouses on level 39: 207.7 and 219.9 m², with private pools
PH1.1 — penthouse 3BR, 207.7 m² gross / 196.0 m² net, private pool and garden terrace.
PH2.1 — penthouse 3BR, 219.9 m² gross / 209.3 m² net, corner with three aspects.
Both penthouses separate dry and wet kitchens and include a flex room, a maid’s room with its own bathroom and a drying yard — the structure of a genuine luxury apartment rather than a scaled-up standard unit. PH2.1 is about 12 m² larger with three aspects (south-east, north-east, north-west), taking in the river, the city and the internal pool deck. Two units per tower, no replacement supply.
Matching the unit to how you will use it
- Couple, own use: A1.1a — south-east, pool outlook, and the easiest resale because one-bedroom liquidity is consistently the best.
- Family of three or four: B1.1a for usable area, B2.1a for the corner and the extra window.
- Multi-generation family: C1a — 103.7 m², corner, river aspect.
- Live in part, let the rest: D2, the dual key.
- Pure rental investment: A3.1a or A3.3a — softer price per square metre, and the tenant pool of expatriate professionals working around An Phu and Thu Thiem.
- Trophy asset: PH1.1 or PH2.1 — two per tower.
Foreign buyers can purchase any of these apartments on 50-year title within the 30% cap applied per tower. The cap is counted tower by tower, so check the remaining allocation in Cove and Lagoon on the day you choose — see the Eaton Park project guide for the full ownership rules.
Frequently asked questions
How many apartment types does Eaton Park have?
Eleven, across the two towers currently selling — Cove (A3) and Lagoon (A4): three one-bedroom types (A1.1a, A3.1a, A3.3a), four two-bedroom types (B1.1a, B2.1a, B1.3a, B5b), one three-bedroom (C1a), one dual-key unit (D2) and two penthouses (PH1.1, PH2.1). Each type also has b and c variants differing by a few hundred square centimetres depending on position on the floor.
What are the smallest and largest units?
The smallest is type A1.1a at 50.7 m² gross (46.1 m² net), one bedroom and one bathroom. The largest is penthouse PH2.1 at 219.9 m² gross (209.3 m² net), three bedrooms with a private pool.
How many apartments are there per floor?
Ten on a typical floor in both Cove (A3) and Lagoon (A4), arranged along a central corridor with two lift cores. Level 20 is the refuge floor with no apartments, and level 39 is the penthouse floor with two units per tower.
What is the D2 dual-key unit?
A 115.6 m² apartment with two separate entrances: a main two-bedroom residence and a self-contained studio with its own kitchen and bathroom. You can live in one part and let the other without the two sharing an entrance. Supply is very limited — in Cove it is placed only on level 3.
What is the difference between gross and net area?
Net (usable) area runs roughly 8–10% below gross (centre-line) area depending on type. Type B1.1a, for example, is 74.9 m² gross but 69.3 m² net. Pricing and the sale and purchase contract are based on the gross figure — so compare like with like when you benchmark against other projects.
Which units are corner units?
B2.1a and B5b (two-bedroom), C1a (three-bedroom) and both penthouses. Corner units have two or more open aspects and usually an extra window in the master bedroom, at the cost of slightly lower net area than a mid-floor unit of the same gross size, because they carry more external wall.
Can foreigners buy these units?
Yes — apartments are sold to foreign buyers on 50-year title within the 30% cap applied to each tower. Because the cap is per tower, check the remaining allocation in Cove and Lagoon at the point you choose a unit.
Get the original floor plan files & current availability
Tell us which types you are shortlisting and a Realtique specialist will send the developer’s original plan files, confirm which units are still available in Cove and Lagoon, and check the remaining foreign allocation in each tower.
